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Planning and building approvals in WA, step-by-step

How to get development approval and a building permit in WA. Planning and Development Act 2005, Building Act 2011, certified vs uncertified applications.

By Dan Waring. Last updated 9 May 2026. Verified 9 May 2026.

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TL;DR

WA residential projects run two sequential approval stages: a planning approval (development approval or DA) under the Planning and Development Act 2005 (WA), then a building permit under the Building Act 2011 (WA). Many single houses meeting the R-Codes deemed-to-comply provisions skip the DA entirely and go straight to a building permit. WA has no CDC equivalent: there is no fast-track combined planning-and-construction certificate as in NSW. The building permit split matters more here: a Certified Application (private building surveyor certifies design compliance before lodgement) gives you a 10-business-day decision; an Uncertified Application assessed by the local government takes 25 business days. Certified path is the smarter play for most Class 1 residential work. Both stages go through the local government as permit authority. Budget the permit fee at 0.19% (certified) or 0.32% (uncertified) of estimated works value (minimum $110, per Building Regulations 2012), plus a Building Services Levy of 0.137% on work over $45,000 (verified 2026-05-09).

When you do this

WA breaks into two separate decisions made by two separate parts of the same local government:

StageActDecision
Stage 1: Development approval (DA)Planning and Development Act 2005 (WA)Local government planning department, or WAPC / DAP for larger or state-significant projects
Stage 2: Building permitBuilding Act 2011 (WA)Local government building department (permit authority)

Stage 1 may not be required. Under the Residential Design Codes (R-Codes) Volume 1, a single house that meets the deemed-to-comply provisions of the local planning scheme does not require a development approval. Most standard residential builds on standard lots in established zones fall into this category. Confirm with the local government planning department before assuming an exemption applies: heritage listings, bushfire zones, flood mapping, or local planning policy overlays can remove the exemption (verified 2026-05-09).

Stage 2 is always required for any structural building work on a Class 1 (single house, duplex) or Class 10 (garage, shed, carport, fence) building. There is no exemption pathway equivalent to exempt development in NSW.

Who’s involved

PartyRole
OwnerApplicant on DA and building permit; or owner’s consent required if the applicant is an agent.
BuilderMust hold a builder’s registration under the Building Services (Registration) Act 2011 (WA) for Class 1 and Class 10 residential work above the prescribed value threshold (verified 2026-05-09).
Architect or building designerPrepares plans and specifications; often the one who engages the private building surveyor.
Private building surveyorFor a Certified Application: issues the Certificate of Design Compliance (CDC / BA3) confirming the design meets the building standards. Must be registered with DEMIRS at Level 1, Level 2, or Technician level. Level 2 and Technician are scoped to Class 1 and Class 10.
Local government planning officerAssesses DA against the local planning scheme, R-Codes and State Planning Policies. Issues development approval with conditions.
Local government building surveyorPermit authority for building permit. Assesses Uncertified Applications in full; for Certified Applications, reviews the BA3 and checks procedural compliance only.
Building Commissioner (DEMIRS)Regulates building surveyors, approves forms, administers the Building Services Levy. Oversight body, not a decision-maker on individual applications.
State Administrative Tribunal (SAT)Review body for deemed refusals or contested planning determinations (verified 2026-05-09).
Development Assessment Panel (DAP)Opt-in for developments over $2 million (as at March 2024). Single houses are excluded from DAP. Most residential work never touches a DAP (verified 2026-05-09).

Steps

Stage 1: Development approval (if required)

  1. Check whether a DA is needed. Pull the property’s zoning and overlay information from the local government. If the project is a single house meeting R-Codes deemed-to-comply standards in a residential zone with no heritage, bushfire or flood triggers, a DA is likely exempt. If in doubt, contact the planning department before lodging.
  2. Pre-application meeting. Most local governments offer a pre-lodgement consultation with the planning department. Use it for anything non-standard: additions that push setback limits, sloping sites, heritage precincts, or bushfire-prone land. Costs vary by council but typically $0 to $500 ex-GST. The pre-application meeting is the cheapest point to identify a design change requirement before plans are locked.
  3. Prepare the development application. Documents typically required: site plan, floor plans, elevations, sections, landscaping plan, overshadowing diagram, and any specialist reports triggered by overlays (bushfire management plan, flood report, heritage impact statement, traffic assessment). Exact requirements are in the local planning scheme and the council’s DA lodgement guide.
  4. Lodge the DA with the local government. Most WA local governments accept online or in-person lodgement via their planning portal. A lodgement fee applies (set by each local government; not fixed statewide). The clock on the statutory assessment period starts on the date the complete application is accepted.
  5. Advertising and neighbour notification. If the proposal requires advertising under the local planning scheme or the Planning and Development (Local Planning Schemes) Regulations 2015 (WA), a public comment period follows lodgement. Standard advertising period is 14 days, extended for more complex proposals.
  6. Assessment. The planning officer assesses the DA against the local planning scheme, R-Codes, State Planning Policies, and any local planning policies. The standard statutory timeframe is 60 days from receipt of a complete application. If the local government does not determine the application within the prescribed period (60 days for most residential work, or as specified in the scheme), the application is a deemed refusal, and the applicant can apply to the State Administrative Tribunal (SAT) for review (verified 2026-05-09, review of planning decisions).
  7. Determination. Outcomes: approval (with or without conditions), refusal, or deemed refusal. Conditions of approval set the planning obligations that carry through to the building permit stage (e.g., approved plans, restricted hours of operation, landscaping obligations).

Stage 2: Building permit

  1. Choose Certified or Uncertified. This is the pivotal WA-specific decision.

    PathwayHow it worksTimeframePermit fee
    Certified Application (BA1 + BA3)You engage a registered private building surveyor who assesses design compliance and issues a Certificate of Design Compliance (BA3) before you lodge. The local government only checks procedural compliance.10 business days from receipt of complete application (Building Act 2011 s 20)0.19% of estimated value (Class 1/10), min $110
    Uncertified Application (BA2)You lodge plans directly with the local government, which carries out the full technical assessment in-house.25 business days from receipt of complete application (Building Act 2011 s 18)0.32% of estimated value, min $110

    For most Class 1 residential builds, the Certified path is faster and typically no more expensive overall once you factor in the time cost of a 25-day wait. The Uncertified path is available only for Class 1 and Class 10 buildings (verified 2026-05-09).

  2. Prepare building permit documents. All applications require:

    • Completed application form (BA1 for certified, BA2 for uncertified)
    • Architectural drawings (site plan, floor plans, elevations, sections, structural drawings and engineer’s certificate)
    • Specification or schedule of finishes
    • Evidence of builder’s registration (for licensed work)
    • BCITF levy payment or exemption declaration (Construction Training Fund levy applies to work over $20,000 ex-GST in WA)
    • Certificate of Design Compliance (BA3) for certified applications only

  3. Pay the building permit fee and Building Services Levy. The local government collects both. Permit fee: 0.19% (certified, Class 1/10) or 0.32% (uncertified) of estimated works value, minimum $110, per the Building Regulations 2012 (verified 2026-05-09, wa.gov.au building approvals). Building Services Levy: 0.137% of the estimated value of work exceeding $45,000 (minimum $61.65), remitted by the local government to DEMIRS within 14 days of month-end issuance (verified 2026-05-09).

  4. Building permit issued. The local government issues the building permit (form BA5 or BA6). Work cannot start until the permit is in hand. Display the permit on site.

  5. Mandatory inspections. The Building Act 2011 (WA) requires certain inspections to be completed at specified stages. For certified applications, the private building surveyor typically carries out inspections at agreed hold points specified in the BA3. For uncertified applications, the local government building surveyor carries out inspections. Typical hold points for a Class 1 dwelling: footings/pad, slab reinforcement (pre-pour), frame, and pre-plasterboard (wet areas). Confirm the inspection schedule in the permit conditions.

  6. Certificate of Construction Compliance (BA17). On completion of work, the appointed building surveyor (private for certified applications; local government for uncertified) signs a Certificate of Construction Compliance confirming the work was built in accordance with the building permit (Building Act 2011 s 56). This is required before lodging for an occupancy permit.

  7. Occupancy permit (BA9). Lodge the occupancy permit application (form BA9) with the local government, accompanied by the BA17. The local government has 10 business days to issue or refuse the occupancy permit (Building Act 2011 s 46). A new dwelling cannot be occupied without an occupancy permit. Occupancy permit fee: $110 (verified 2026-05-09).

Documents needed

DocumentFormWho prepares
DA application + feeLocal government formOwner, architect, or building designer
Specialist reports for DA (bushfire, flood, heritage)As requiredAccredited specialist
Certified building permit applicationBA1Owner or builder
Uncertified building permit applicationBA2Owner or builder
Certificate of Design ComplianceBA3Registered private building surveyor (certified path only)
Site plan, floor plans, elevations, sectionsPlansArchitect or building designer
Structural drawings and engineer’s certificatePlansStructural engineer
Builder’s registration certificateDEMIRS registerBuilder
BCITF levy receipt (works over $20,000)CTF portalOwner or builder
Certificate of Construction ComplianceBA17Registered building surveyor
Occupancy permit applicationBA9Owner or builder

Common holds

HoldCauseFix
DA required, not lodgedAssumed R-Codes exemption applied without checking overlays (heritage, bushfire, flood).Confirm DA requirement with the planning department before designing.
R-Codes non-complianceSetbacks, boundary clearances, open space, or height don’t meet deemed-to-comply provisions.Engage a building designer or architect familiar with R-Codes Volume 1 early. Check local planning policies that may override R-Codes.
Incomplete building permit applicationMissing structural engineer’s certificate, no BCITF levy receipt, plans not matching BA3.Use the local government’s checklist before lodging. For certified path, the building surveyor should flag document gaps before signing the BA3.
Building surveyor scope mismatchLevel 2 or Technician surveyor engaged for a project outside their scope.Check DEMIRS registration level before engaging. Level 1 has unlimited scope; Level 2 is limited to Class 1/10 and Class 2-9 up to 2,000 m2 / 3 storeys.
Inspection not booked, work proceededFrame inspection missed, local government or private surveyor not notified.Confirm the inspection schedule in the permit conditions and set calendar holds at each stage. Do not proceed past a mandatory hold point without sign-off.
Deemed refusal (planning)Local government did not determine the DA within 60 days.Lodge an SAT review application. Consider whether a pre-application meeting earlier would have resolved the sticking point.
Occupancy permit delayBA17 not signed, building surveyor still to inspect; or defects noted at final inspection.Engage the building surveyor to carry out a pre-handover inspection before the official final inspection. Defects found then are cheaper to fix than after the certificate is refused.

References

See also

Last updated: 2026-05-09. Verified: 2026-05-09. Quarterly review for currency.

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